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28 Registered Architects
(including 1 Computer Systems Manager, 1 Specification Writer, & 8 LEED Accredited Professionals)
14 Intern Architects and Architectural Technicians
(includes 2 LEED Accredited Professional)
21 Registered Engineers
(includes Mechanical, Electrical, Civil, Structural, Fire Protection, & 6 LEED Accredited Professionals)
23 Intern Engineers and Engineering Technicians
(includes 1 LEED Accredited Professional)
5 Construction Administration Personnel
(includes 1 LEED Accredited Professional)
4 Interior Designers
(includes 1 LEED Accredited Professional)
4 CADD Expert/Network Support
15 Administrative Support Personnel
(includes 2 LEED Accredited Professional)
2 Facilities Services Consultants
(includes 1 LEED Accredited Professional)
TEAM
BROAD EXPERIENCE
Multiple project types
• Master Planning
• Industrial/Manufacturing
• Corporate/Office
• Educational
• Healthcare
• Commercial/Retail
• Institutional/Correctional
• Religious
• Hotel/Multi-family Housing
• Mixed-use
• Financial
Multiple client types
• State and Local Government
• Federal Government
• Private - individuals and companies
• Contractors / Design Build
• Corporate
• Public Boards
• Design Professionals
• Developers
• Lending Institutions
SUSTAINABLE DESIGN
NOTABLE EXAMPLES
• University of Arkansas, Innovation Center -
Certified (The first building in Arkansas to achieve LEED
Certification)
• Winrock International Headquarters* -Gold
• Clinton Presidential Center* - Platinum
• Pulaski Heights United Methodist Church
Expansion - Certified
• Heifer Project International Headquarters* -
Platinum
(projects marked with an asterisk indicate engineering services
provided by Cromwell as part of a design team)
LEED Accredited
Professionals on staff
Projects LEED
Certified or seeking
LEED Certification
21
50
NATIONAL/INTERNATIONAL
EXPERIENCE
England
Germany
Japan
Korea
Philippines
Belgium
Italy
Portugal
Achieving Energy Efficient Facilities
through Best Known Maintenance
Practices
Erik Swindle, CFM, GCP, LEED GA
12/10/2015
7
ASBA Agenda
Introductions
Preventative to Predictive Maintenance Strategies
Maintenance Strategies – Sustainable Practices
Q & A
Swindle 101
2 Years – Baptist Health Systems
13 Years – Heifer International
Hired to Develop LR Campus
Managed 52 sites in 42 countries
Logistics to Construction
2014 Cromwell Journey Began
10
Gutters – Yes
Air Filters – Every Month
Hot H2O Heater – 2002 ( 13 years old)
Cond. Unit – 2015
Coils Cleaned – 4 times a year – cotton wood
Furnace – 2015
Garage – Labeled Accurately – 6 spares
Roof – 2008
Flex duct in 3 areas – each 6’ span
Erik’s Answers
11
If you answered yes to 6 out of 11 – Above Avg
Below 6 – Its time for a check list
Can be simple! And manageable!
Don’t get intimidated… ask for help!
..or use it as a “grounding measure for a teenager”
Reasons for the List
12
13
20% of operating costs can be reduced by proper
preventative management measures and proper long
range planning.
PROJECT
COSTS 3%
MAINTENANCE
COSTS 12%
OPERATIONAL
COSTS 85%
Facility Costs
Part 1.0 Preventative Maintenance to Predictive
Maintenance
14
Deferred maintenance is the practice of postponing maintenance activities such as repairs on both real property
(i.e. infrastructure) and personal property (i.e. machinery) in
order to save costs, meet budget funding levels, or realign
available budget monies.
What is deferred maintenance?
15
•For every $1 deferred maintenance = $4 needed
later in capital to replace
•On average a nonprofit |state entity |campuses
spending only .2% of annual budget on ongoing
maintenance
• (2.7%-1.5%) divided by (5%-.2%) =
1.3% divided by .3% = 4:1
What does deferred
maintenance cost ME?
16
What does a PM include?
17
New Tenants?
18
Ink Pen
Test!
19
So close
yet so
far
away?
20
Should we check our ceilings?
Or roof?
21
I have a feeling this still isn’t
right…
22
Preventative Maintenance
Who has the time and who needs
it?
23
Size of this facility?
Number of floors?
How Many Trained?
PM Check List Quiz?
24
•Proper Documentation
•Capture all critical components and processes
•Not always equipment
•Never such a thing as TOO much detail
•O & Ms!!!! Find them!
PM Strategies… Business
Continuity
25
PM Check List Example
26
•find a loose bolt for a reasonable cost before there is
mechanical looseness?
•see dirt buildup on an electrical motor before heat
increases?
•find the location of a leak in a pneumatic system?
•pinpoint a problem with a photocell that is knocked out of
alignment?
PM: Can your BAS System do
this?
27
These problems could somehow be found
accurately with a computer, but a properly trained
person would only need about 10-15 seconds to
see the problems
Continuing Education is KEY
28
•Functional Test – “Kick the tires”
•Evaluate Operating Procedures – has the function or purpose changed
•Sound Test – “Your hearing is your friend”
Examples:
Lubrication to critical components
Alignment
Balancing
PM: Life-extending activities
29
•Pick a critical piece of equipment
•Determine the age
•When was the last time you completed a full
service PM
•Areas of improvement on procedure
PM: Life Extending Activity
exercise
30
Definition of OPTIMIZATION
: an act, process, or methodology of making
something (as a design, system, or decision) as
fully perfect, functional, or effective as possible;
specifically : the mathematical procedures (as
finding the maximum of a function) involved in this
What does that mean?
31
•Get equipment to intended design – There was a
rhyme and reason
•About gaining life expectancy of equipment
•PM Needs to be precise and specific for that
equipment
•Documentation also needs to be precise – Don’t
document for document sake
Optimize the design
32
Part 2.0
Maintenance Strategies – Sustainable
Practices
33
•It’s not just about saving the environment!
•Doing a efficient job with limited resources
•LONG RANGE planning – THINK MACRO not MICRO
•Its about sustaining the operating dollar
•Business Continuity
What does it mean to be
sustainable?
34
Why the change?
Energy Consumption
36
HVAC 48%
Auxiliary motors
14%
Lighting 11%
Auxiliary euipment
10%
Misc 9%
Water heating 8%
Employee Health
38
39
Heifer International
•116,032 sq. ft.
•LEED Platinum- 17 other awards
•Operated on a 2008 budget until today
•Average Water Bill
•Challenges
40
•Native Landscape –
Inexpensive
•Capture the original
topography
•Maintenance? What
do you see?
41
“Low Hanging Fruit”
Take in consideration the following:
Time Spent on the same task
Invest in the FUTURE not the NOW
Lets start with lighting… There are options… So many options….
Fluorescent The Essentials
LED Lighting – Maintenance Hero
45
CLEAResults
•Entergy Customers – Incentive money for projects
•Lighting
•HVAC
•Cool Savers
•VFDS
•Controls
•Commissioning
…..And the list goes on and on.. AND FREE
Back to this Place…
Parking Lot Light Change What it was costing
$1000 a month
$25,000 in 2009 – 32 poles
CLEAResults
Present Day
Sustain Operations
…Documentation
47
Shifting gears…
48
The Next Step…Automate your
process!
Create a work order system
http://crom-max-prod.corp.cromwell.com/maximo/webclient/login/login.jsp
FAMIS
School Dude https://www.schooldude.com/
Maintenance Connection
http://www.maintenanceconnection.com/website/
49
Automation System Cont…
Excel Spreadsheet
Document EVERYTHING
Collect all equipment
Age
Model | Serial
O & M
Maintenance Records
50
More Automation?
•You bet… Take pictures of all equipment
•Document locations on floor plans
•Create a binder system
•BACK IT UP – SCANNED DOC IS YOUR FRIEND
51
Info for the “C-Level”
•Documentation is Key
•Give the full picture – Not JUST immediate
need
•Know your numbers!
•Use the “big words” – {Hint } Business
Continuity
Questions..Concerns..
52